3729 Hazelhurst Ave · Toledo, OH 43612

$80,000

3 bd · 1.0 ba · 1,522 sqft · SingleFamily public records · 68 Days on market

Built 1913 3,325 sqft lot $53/sqft · 5% below area Est $84k · 5% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• Rent growth +4.0/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bed 2 bath 2 story home off Berdan. Home has over 1600+sq.ft. Great potential. Great value.

Key facts

• 3,325 sq ft lot
• 2 parking spots
• Built 1913

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 7.7% in Toledo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#645 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools D-, crime F.
• Toledo City (urban): math 15% / reading 24% proficiency, ranked #634 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.0%/yr); 99 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Lucas County in 2024 (122 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lucas County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y ago; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $80k implies a 567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.61% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.80%
• DSCR: 2.06
• GRM: 5.2

CMA / ARV

• ARV (median comp): $84,415
• List price: $80,000
• Delta: -5.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4125 N Lockwood Ave	0.48mi	3/1.5	1,506 (-1%)	2mo	$109,900	$73	72
3753 Lockwood Ave	0.31mi	3/1.5	1,620 (+6%)	2mo	$162,000	$100	71
3938 Berkeley Dr	0.52mi	3/1.0	1,472 (-3%)	1mo	$120,000	$82	70
3809 Homewood Ave	0.13mi	3/2.0	1,709 (+12%)	2mo	$86,300	$50	68
4228 N Lockwood Ave	0.59mi	3/2.0	1,493 (-2%)	0mo	$85,000	$57	65
4303 Overland Pkwy	0.54mi	3/1.5	1,606 (+6%)	2mo	$180,000	$112	62
4314 N Haven Ave	0.71mi	3/1.0	1,564 (+3%)	0mo	$140,500	$90	62
3713 Drexel Dr	0.40mi	3/1.0	1,356 (-11%)	1mo	$115,000	$85	62
3514 Willys Pkwy	0.32mi	3/1.5	1,312 (-14%)	1mo	$64,900	$49	59
4407 N Lockwood Ave	0.72mi	3/1.0	1,622 (+7%)	1mo	$160,000	$99	55
4210 Berwick Ave	0.62mi	3/1.5	1,658 (+9%)	1mo	$178,000	$107	54
4112 Harris St	0.69mi	3/1.5	1,728 (+14%)	2mo	$115,500	$67	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.01% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 1.87×
• Total profit: $19,378
• Equity at exit: $11,928

10-year hold

• IRR: 30.6%
• Equity multiple: 4.17×
• Total profit: $70,970
• Equity at exit: $6,917

Cash invested: $22,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 43612

• Home prices YoY: -17.5%
• Rents YoY: 6.0%
• Active inventory: 99
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$420
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $444

Break-even live

Break-even rent $725

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $490	-5% $467	+0% $444	+5% $422	+10% $399
Rent	-10% $343	-5% $393	+0% $444	+5% $495	+10% $546
Rate	-1.0pp $485	-0.5pp $465	base $444	+0.5pp $423	+1.0pp $402

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3713 Hazelhurst Ave Toledo, OH	3.0	1.5	1352	$1,700	$1.26	45d	1	0.05mi
3805 Hoiles Ave Toledo, OH	3.0	1.0	1370	$1,025	$0.75	24d	1	0.08mi
3725 Hoiles Ave Toledo, OH	3.0	1.0	1180	$1,245	$1.06	24d	1	0.08mi
1489 Berdan Ave Toledo, OH	3.0	1.0	1068	$1,250	$1.17	45d	1	0.18mi
3606 Revere Dr Toledo, OH	4.0	1.0	1320	$1,500	$1.14	45d	1	0.18mi
3915 Willys Pkwy Unit 3915 Toledo, OH	3.0	1.0	1080	$800	$0.74	22d	1	0.24mi
1477 W Sylvania Ave Toledo, OH	3.0	1.0	1570	$1,250	$0.80	45d	1	0.25mi
3541 Willys Pkwy Toledo, OH	3.0	1.0	1113	$1,400	$1.26	45d	1	0.28mi
4038 Lyman Ave Toledo, OH	3.0	1.0	1175	$1,395	$1.19	45d	1	0.36mi
4120 Parrakeet Ave Toledo, OH	3.0	2.0	1410	$1,450	$1.03	45d	1	0.38mi
4223 Birchall Rd Toledo, OH	3.0	1.0	1338	$1,395	$1.04	24d	1	0.48mi
3615 Berkeley Dr Toledo, OH	3.0	1.0	1096	$1,400	$1.28	15d	1	0.48mi
4138 N Lockwood Ave Toledo, OH	2.0	1.0	1300	$1,050	$0.81	24d	1	0.51mi
1014 Berdan Ave Toledo, OH	3.0	1.0	1215	$1,200	$0.99	45d	1	0.51mi
1731 Mansfield Rd Toledo, OH	3.0	1.0	1138	$1,195	$1.05	24d	1	0.58mi
1016 Mallett St Unit 1 Toledo, OH	2.0	1.0	1300	$900	$0.69	45d	1	0.61mi
3683 Upton Ave Toledo, OH	3.0	1.0	1119	$1,100	$0.98	45d	1	0.72mi
4315 Garden Park Dr Toledo, OH	3.0	1.0	1268	$1,423	$1.12	24d	1	0.76mi
1718 Giant St Toledo, OH	3.0	1.0	1080	$1,395	$1.29	15d	1	0.80mi
4459 N Haven Ave Toledo, OH	3.0	1.0	1416	$1,200	$0.85	15d	1	0.82mi
4129 Vermaas Ave Toledo, OH	3.0	1.5	1385	$1,250	$0.90	45d	1	0.90mi
1573 Jermain Dr Toledo, OH	3.0	1.0	1254	$1,195	$0.95	15d	1	0.90mi
4124 Vermaas Ave Toledo, OH	2.0	1.0	1245	$997	$0.80	45d	1	0.92mi
4614 Commonwealth Ave Toledo, OH	3.0	1.5	1459	$1,295	$0.89	15d	1	0.92mi
3950 Woodhaven Dr Toledo, OH	2.0	1.0	1072	$745	$0.69	24d	1	0.94mi
3905 Peru St Toledo, OH	4.0	3.0	1548	$1,300	$0.84	22d	1	0.97mi
4406 Asbury Dr Toledo, OH	4.0	2.0	1089	$1,550	$1.42	15d	1	1.00mi
4140 Caroline Ave Toledo, OH	3.0	1.5	1378	$1,650	$1.20	24d	1	1.04mi
614 Cadillac Ct Toledo, OH	3.0	1.0	1581	$1,075	$0.68	24d	1	1.08mi
610 Cadillac Ct Toledo, OH	3.0	1.0	1409	$1,050	$0.75	24d	1	1.08mi
1436 Palmetto Ave Toledo, OH	3.0	1.0	1678	$1,400	$0.83	24d	1	1.14mi
2301 Portsmouth Ave Toledo, OH	4.0	1.0	1335	$1,395	$1.04	24d	1	1.20mi
2907 Rockwood Pl Toledo, OH	3.0	1.0	1494	$1,100	$0.74	15d	1	1.23mi
960 W Delaware Ave Toledo, OH	3.0	1.0	1224	$1,050	$0.86	24d	1	1.31mi
3430 Anderson Pkwy Toledo, OH	3.0	2.0	1372	$1,650	$1.20	24d	1	1.42mi
425 Boston Pl Unit A Toledo, OH	2.0	1.0	1200	$895	$0.75	24d	1	1.44mi
2447 Maplewood Ave Toledo, OH	2.0	1.0	1538	$897	$0.58	45d	1	1.48mi

Listing history 45 events

1. 2026-06-21
   days on market $80,000 Active 68 DOM
2. 2026-06-18
   days on market $80,000 Active 65 DOM
3. 2026-06-17
   days on market $80,000 Active 64 DOM
4. 2026-06-16
   days on market $80,000 Active 63 DOM
5. 2026-06-15
   days on market $80,000 Active 62 DOM
6. 2026-06-14
   days on market $80,000 Active 60 DOM
7. 2026-06-10
   days on market $80,000 Active 57 DOM
8. 2026-06-09
   days on market $80,000 Active 56 DOM
9. 2026-06-08
   days on market $80,000 Active 55 DOM
10. 2026-06-07
    days on market $80,000 Active 54 DOM
11. 2026-06-05
    days on market $80,000 Active 51 DOM
12. 2026-06-03
    days on market $80,000 Active 50 DOM
13. 2026-06-02
    days on market $80,000 Active 49 DOM
14. 2026-06-01
    pricedays on market $80,000 Active 48 DOM
15. 2026-05-31
    days on market $90,000 Active 47 DOM
16. 2026-05-30
    days on market $90,000 Active 46 DOM
17. 2026-05-16
    price $9,000 93-char remark

    Show marketing remark (93 chars)

    4 bed 2 bath 2 story home off Berdan. Home has over 1600+sq.ft. Great potential. Great value.

18. 2026-05-08
    status Active 397-char remark

    Show marketing remark (397 chars)

    Investors delight with this well maintained 4 bed 2 full bath home in Homewood Park. Long standing wonderful tenants month to month. Primary bed on the main level and 3 additional beds upper level. Newer HVAC. Large corner lot fenced in. Formal dining. Full bath off the kitchen and full bath upper level. Close to parks, shopping and eateries. Great turn key ready investment with instant income!

19. 2026-04-21
    historical Contingent 397-char remark

    Show marketing remark (397 chars)

    Investors delight with this well maintained 4 bed 2 full bath home in Homewood Park. Long standing wonderful tenants month to month. Primary bed on the main level and 3 additional beds upper level. Newer HVAC. Large corner lot fenced in. Formal dining. Full bath off the kitchen and full bath upper level. Close to parks, shopping and eateries. Great turn key ready investment with instant income!

20. 2026-04-14
    listed $105,000 Active 397-char remark

    Show marketing remark (397 chars)

    Investors delight with this well maintained 4 bed 2 full bath home in Homewood Park. Long standing wonderful tenants month to month. Primary bed on the main level and 3 additional beds upper level. Newer HVAC. Large corner lot fenced in. Formal dining. Full bath off the kitchen and full bath upper level. Close to parks, shopping and eateries. Great turn key ready investment with instant income!

21. 2016-07-22
    soldstatus $12,000 93-char remark

    Show marketing remark (93 chars)

    4 bed 2 bath 2 story home off Berdan. Home has over 1600+sq.ft. Great potential. Great value.

22. 2015-06-22
    price $12,000 93-char remark

    Show marketing remark (93 chars)

    4 bed 2 bath 2 story home off Berdan. Home has over 1600+sq.ft. Great potential. Great value.

23. 2015-04-08
    listed $9,000 93-char remark

    Show marketing remark (93 chars)

    4 bed 2 bath 2 story home off Berdan. Home has over 1600+sq.ft. Great potential. Great value.

24. 2012-04-17
    historical
25. 2012-03-16
    listed $39,900
26. 2011-11-22
    soldstatus $150,000
27. 2008-11-24
    historical
28. 2008-03-07
    listed $30,000
29. 2008-03-03
    listed $45,000
30. 2008-03-03
    historical
31. 2008-02-27
    historical
32. 2007-11-29
    listed $45,000
33. 2007-11-21
    historical
34. 2007-01-23
    listed $45,000
35. 2007-01-19
    historical
36. 2006-07-25
    listed $45,000
37. 2006-07-21
    historical
38. 2006-06-16
    historical
39. 2006-06-15
    listed
40. 2006-03-07
    listed $52,000
41. 2006-03-01
    historical
42. 2005-09-06
    listed $55,000
43. 2002-11-14
    soldstatus $165,000
44. 1988-06-10
    soldstatus $103,000
45. 1986-01-23
    soldstatus $98,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $1,442 · $120/mo
• Projected year-2 tax: $1,442 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,451
• − Mortgage interest: −$4,481
• − Property taxes: −$1,442
• − Insurance: −$400
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,327
• Taxable income: $4,329
• Est. tax owed @ 24.0%: −$1,039
• After-tax cash flow: $4,292/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Toledo City
• NCES district ID: 3904490
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 24% ▼ -13.00%
• Median HH income: $32,137
• Composite: 15.76/100
• National rank: #9276
• State rank: #634 of 656 in OH

Livability — Toledo

• Score: 66/100
• State rank: #645
• US rank: #11442

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toledo, OH
• County: Lucas County · 380,724 people
• City population: 280,811
• Metro: Toledo, OH
• Population (ZIP): 28,480
• Household income: $50,728
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 1203.0

Population outlook (Lucas County) Hauer SSP2

• Today (2025): 420,751 people
• By 2030: 410,187 · -2.5%
• By 2040: 384,019 · -8.7%
• By 2050: 355,125 · -15.6%
• By 2075: 291,683 · -30.7%
• By 2100: 233,670 · -44.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Two or more races 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Lucas

• 2024 margin: D (+12.6) · D 55.8% · R 43.2%
• 2008→2024 swing: -18.9pp toward R · 2008: 31.4pp · 2024: 12.6pp
• All cycles: 2024: D+12.6 2020: D+16.8 2016: D+17.4 2012: D+30.4 2008: D+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.05%
• Current HPI: 235.5389
• Rent YoY: ▲ 6.01%
• Metro: Toledo, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

-90.8% since first listed

29 events — show timeline

• 2026-05-16 Price Changed $9,000 NORIS
• 2026-05-08 Relisted — NORIS
• 2026-04-21 Contingent — NORIS
• 2026-04-14 Listed $105,000 NORIS
• 2016-07-22 Sold (MLS) $12,000 NORIS
• 2015-06-22 Price Changed $12,000 NORIS
• 2015-04-08 Listed $9,000 NORIS
• 2012-04-17 Listing Removed — NORIS
• 2012-03-16 Listed $39,900 NORIS
• 2011-11-22 Sold (Public Records) $150,000 Public Records
• 2008-11-24 Listing Removed — NORIS
• 2008-03-07 Listed $30,000 NORIS
• 2008-03-03 Listing Removed — NORIS
• 2008-03-03 Listed $45,000 NORIS
• 2008-02-27 Listing Removed — NORIS
• 2007-11-29 Listed $45,000 NORIS
• 2007-11-21 Listing Removed — NORIS
• 2007-01-23 Listed $45,000 NORIS
• 2007-01-19 Listing Removed — NORIS
• 2006-07-25 Listed $45,000 NORIS
• 2006-07-21 Listing Removed — NORIS
• 2006-06-16 Listing Removed — NORIS
• 2006-06-15 Listed — NORIS
• 2006-03-07 Listed $52,000 NORIS
• 2006-03-01 Listing Removed — NORIS
• 2005-09-06 Listed $55,000 NORIS
• 2002-11-14 Sold (Public Records) $165,000 Public Records
• 1988-06-10 Sold (Public Records) $103,000 Public Records
• 1986-01-23 Sold (Public Records) $98,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,442 · +1.2% YoY. Source: county tax records.